ALTERATIONS TO EXISTING OLD TRAFFORD METROLINK STOP TO INCLUDE FORMATION OF NEW PLATFORM TO SOUTH OF EXISTING STATION. REMOVAL OF EXISTING PEDESTRIAN ACCESS VIA UNDERPASS AND CREATION OF NEW LEVEL CROSSING. ALTERATIONS TO EXISTING ACCESS ARRANGEMENTS AND FORMATION OF NEW ACCESS FROM ELSINORE ROAD INCLUDING CREATION OF QUEUING SYSTEM TO ACCOMMODATE PASSENGERS DURING MATCH DAY EVENTS. CREATION OF SCREEN PLANTING BETWEEN OPERATIONAL TRACKSIDE AND FOOTPATH ALONG TRENT BRIDGE WALK.
Old Trafford Metrolink Station, Warwick Road, Old Trafford
APPLICANT: GMPTEAGENT: IDP Architects LLP
RECOMMENDATION: GRANT
SITE
The application relates to the existing Old Trafford Metrolink station situated on the Altrincham to Manchester Metrolink line. The station currently comprises two elevated platforms which are situated directly opposite to each other with an underpass providing pedestrian access between the two platforms and the surrounding area. The application also includes additional land to the south of the station extending along both sides of the Metrolink line, which was until recently covered by scrub and several semi-mature trees. This area was cleared of vegetation at the start of the year.
The station is currently bound by a mix of uses. To the west is Old Trafford Cricket Ground and Kellogg’s UK Headquarters. To the north east across Elsinore Road, the Old Trafford Metrolink Depot is currently under construction. To the south east the area is more residential with properties fronting Trent Bridge Walk facing directly towards the Metrolink line.
PROPOSAL
The application seeks consent to redevelop the existing Old Trafford Metrolink station. The proposals include relocating the existing northbound platform to a recently cleared area of land to the south of the existing station, adjacent to the Old Trafford Cricket Ground. The platforms would therefore no longer be situated directly opposite to each other but staggered.
The existing underpass would be blocked off and replaced with a new surface level crossing between the two platforms. The existing northbound platform would therefore become redundant. The applicant also proposes a queuing system on both sides of the station so that large crowds visiting Manchester United and the Old Trafford Cricket Ground can be controlled. This would involve new areas of tarmac, entry turnstiles and metal railings. On the east side of the Metrolink line, an existing pedestrian access ramp which currently extends in front of nos. 35, 36 and 37 Trent Bridge Walk will be removed. This part of the site would be landscaped with a line of trees and shrubs planted along the length of the new platform in front of properties on Trent Bridge Walk.
Whilst planning permission is required for most of the works proposed, some elements including the provision of new passenger shelters and ticket machines on the station platforms are permitted development under Class H of Part 17 of the Town and Country Planning (General Permitted Development) Order 1995.
REVISED TRAFFORD UDP
The Revised Trafford UDP was formally adopted on 19 June 2006. This, together with Regional Spatial Strategy for the North West (RSS13), now forms the Development Plan for the Borough of Trafford.
PROPOSALS MAP NOTATION
Northern part of site falls within the Old Trafford Priority Regeneration Area.
PRINCIPAL ADOPTED REVISED UDP POLICIES/ PROPOSALS
A1 – Priority Regeneration Areas
T2 – High Quality Integrated Public Transport Network
T11 – High Quality Public Transport Network Improvements
D1 – All New Development
RELEVANT PLANNING HISTORY
None
APPLICANT’S SUBMISSION
The applicant has submitted a Design and Access Statement which is summarised below:
· The current platform sizing and configuration is insufficient to handle the large crowds on match day events. The platforms would be resized in width and length to accommodate the future anticipated demand.
· Entrance concourses have been significantly increased in size to allow crowds to be handled in a safe manner prior to entry onto the platforms;
· The removal of the underpass would address serious safety problems at the station;
· The configuration of the platforms is designed to minimise the risk to the public from approaching trams and allowing a clear view of pedestrians approaching. The layout will be further reinforced by the introduction of the proposed new signalling which operates on driver’s line of sight and not electronic signalling;
· The proposed stop will allow direct DDA compliant level entry to, and exit from the tram cars for passengers.
CONSULTATIONS
LHA: The applicant states that there are three cycle parking spaces, but these aren't easily identifiable on the plan. In addition this number seems very low. The LHA would encourage the provision of a higher number of cycle parking spaces, especially in locations with natural surveillance. The Council is pursuing a planned cycle route through the station and slight tweaks to lining/signing may be necessary to the layout to accommodate this.
Built Environment: Any comments will be incorporated into the Additional Information Report
Economic Development and Tourism: Any comments will be incorporated into the Additional Information Report
Greater Manchester Police Design for Security: Comment as follows:
· The queuing lanes should only be accessible when in use and should be gated off at both ends so that they can be secured at other times;
· Any new buildings or other structures should be designed so that they contain no features that would enable them to climb. Expanses of flat roof should be avoided;
· External walls/cladding should be protected with graffiti-resistant coating;
· Trent Bridge Walk forms the main access to a number of properties and proposed tree planting should not overhang the footpath or compromise street lighting;
· In vulnerable locations, vegetation should not create potential hiding places;
· Any derelict of redundant structures should be removed to prevent them being subject to criminal damage or antisocial behaviour;
· The applicant should provide a management plan detailing how they propose to maintain the station.
REPRESENTATIONS
Local residents: None received to date.
OBSERVATIONS
PRINCIPLE OF DEVELOPMENT
1. The application seeks consent for a range of alterations and improvements to the existing Old Trafford Metrolink station. The alterations will result in an improved platform layout, a safer environment and better crowd control on match days and concerts. Policy T11 ‘High Quality Public Transport Network improvements’ of the Revised Trafford UDP applies and states that the Council will actively encourage and seek to support the improvement and development of existing Metrolink stations and their environs. It also states that all sectors of the community should have equal access to these high quality transport improvements and that these facilities should be well provided with safe and convenient cycle and pedestrian facilities. The proposals would significantly improve the security and safety for passengers and passing pedestrians/cyclists at this station and provide better crowd control facilities on match days and other large events in the area. On this basis, the principle of the development is considered to be acceptable.
RESIDENTIAL AMENITY
2. As part of the proposed works, the northbound platform would be relocated to the south of the existing station and would be situated in front of no.s 26-37 Trent Bridge Walk, separated from them by the two existing Metrolink tracks. The platform would measure approximately 120m in length and 6.8m in depth. It would be elevated 1.5m above ground level and would be situated 18.5m from the front elevation of these properties. In this position, passengers waiting on the northbound platform for trams to arrive, and those passengers on the trams waiting at the platform would naturally look towards properties on Trent Bridge Walk. The applicant proposes to supplement existing planting on a strip of land on the east side of the tram tracks in front of these properties with a number of new trees and shrubs to provide a continuous landscaped screen. Furthermore, properties on Trent Bridge Walk have been purposefully designed so that all main habitable rooms are located to the rear elevation facing away from the metrolink line. Whilst the proposed new northbound platform would be situated in close proximity to the front elevation of these properties, the landscaping works and their internal layout would ensure that the proposal does not result in a significant loss of privacy for the residents of these properties. Furthermore, the removal of the existing ramped access and underpass which is situated in front of some of these properties will create a more attractive and safer environment for the residents in this area and users of the station. The proposal is therefore considered to be acceptable in this respect in accordance with Proposal D1 of the Revised Trafford UDP subject to conditions relating to the type and extent of landscaping works.
DESIGN, APPEARANCE AND IMPACT ON THE STREETSCENE
3. Relocating the northbound platform would result in an increase in the size of the existing Metrolink station. However, the new northbound platform and its associated crowd control queuing system would be located on land between the existing Metrolink line and Old Trafford Cricket Ground. In this position, despite it being raised above ground level to provide level access for commuters onto the trams, it would not be overly prominent and would only be visible from Trent Bridge Walk on the opposite side of the Metrolink line or from limited views within the cricket ground. Furthermore, the new platform would be viewed against the context of the existing Metrolink station, the tram lines and its associated structures including overhead lines and supporting poles. In this context the proposal would not appear unduly out of character.
4. The application area also includes a triangular piece of land to the east of the existing Metrolink station. This grassed area has a number of worn tracks crossing it, delineating various desire lines to Trent Bridge Walk and the Metrolink station. On this part of the site, GMPTE proposes a new disabled person’s access ramp (to replace an existing ramp to the north) and a crowd control queuing system which leads onto the southbound platform and which will be used to control crowds on match days and large events in the area. This queuing system would feed passengers into three adjoining lanes before arriving at the platform. Details of the height and design of this enclosure and its associated structures have not been submitted with this planning application and discussions with the applicant are continuing; an update on those discussions will be provided in the Additional Information Report. It should be noted that given the scale of these elements and their position in a relatively open site fronting Elsinore Road, good quality materials should be used to ensure that the development creates an attractive frontage to the station and does not detract from the character of the surrounding area.
CRIME AND SECURITY
5. GMPTE have a number of safety and security problems at the existing Metrolink station. In particular the underpass and associated access ramp, which provides access between the two platforms and acts as a through route for pedestrians and cyclists between Warwick Road and Elsinore Road, is a focus for anti-social activities. However, as part of this development, the applicant proposes to block up this underpass and remove the associated access ramp replacing it instead with a new level crossing over the existing tram lines. This would significantly improve the safety and security at the station eliminating a number of existing problems.
HIGHWAY LAYOUT
6. In response to concerns raised by the Local Highway Authority regarding cycle parking facilities at the station, the applicant has confirmed that they are carrying out a comprehensive assessment of their cycle parking requirements along this line. It has been agreed that a condition in this respect will enable further discussions to take place on this matter.
CONCLUSION
7. The proposed alterations would significantly improve the capacity and crowd control of the existing Old Trafford Metrolink station. It would also create a safer environment for passengers and passing pedestrians and cyclists. Subject to conditions covering landscaping and materials, the proposal is considered to be acceptable in terms of its appearance and would not have a significantly detrimental impact on any nearby residential properties. On this basis the proposal is considered to be acceptable and complies with Proposal T11 and D2 of the Revised Trafford UDP.
RECOMMENDATION: GRANT, subject to the following conditions:
1. Standard condition;
2. Materials condition;
3. Landscaping condition;
4. Details of enclosure railings and associated works to crowd control system;
5. Cycle parking condition;
6. Amended Plans condition;
7. Crime and Security Management Plan.
VM
Planning Development Control Committee – 9th July 2009 Page 1